311 W Ashley St #806 · Jacksonville, FL 32202

$87,000

1 bd · 1.0 ba · 456 sqft · Condo public records · 23 Days on market

Built 1949 $440/mo HOA · 36% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• 1% rule +9.0/10.0
• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +1.7/5.0

Listing remarks MLS

Don't miss this incredible opportunity to own a bright and spacious 8th-floor 1-bedroom, 1-bath condo in the heart of downtown! Filled with natural light and offering gorgeous city views, this unit is vacant and easy to show. The Residence at City Place offers excellent amenities including a secure entrance, 3 elevators, fitness center, clubroom, laundry facilities, on-site security, and professional on-site management. Perfect for both end users and investors, this property is ideally located near exciting new developments planned for downtown, making it a great opportunity with strong future potential.

Key facts

• Strong rental demand
• Secure building
• On-site management

Tags

• CASH-FLOW OPPORTUNITY
• STRONG RENTAL DEMAND
• RENTAL INCOME POTENTIAL
• SECURE BUILDING
• ON-SITE MANAGEMENT
• ONGOING REDEVELOPMENT

Property features AI

Finance

• HOA & community: Monthly association fee of $379; Has homeowners association; Not a senior community

Exterior

• Parking: Off-street parking; Other parking
• Utilities: Electricity available; Public sewer available; Public water available
• Home design: Condominium; One level; Located in a 17-story building
• Exterior features: One-level unit; Residential condominium

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric range; Microwave; Refrigerator; Unfurnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $87k.

Deal economics

• At list price, monthly cash flow is $-80 ($-960/yr) — negative.
• To cash-flow at today's rent, offer at most $73k (16.3% below list).
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $73k (16.3% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 3.9% in Jacksonville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#50 in FL, #911 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Duval (urban): math 46% / reading 45% proficiency, ranked #48 of 73 in FL (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: John E. Ford K-8 School (math 31% / reading 36%, grade F, #1,758 of 2,144 statewide, top 83%, 622 students, 58% FRL); Matthew W. Gilbert Middle School (math 26% / reading 17%, grade F, #553 of 571 statewide, top 97%, 688 students, 86% FRL); Andrew Jackson High School (math 30% / reading 26%, grade F, #464 of 667 statewide, top 70%, 870 students, 54% FRL) — zoned schools average 66% FRL vs 49% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 46% district-wide (-18 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.0%/yr); 36 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 42% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $601 of loan paydown is wiped out by about $829 of value loss. Plan a longer hold.
• Duval County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 20y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,861 (16.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.40% ✓
• Cap rate: 5.19%
• Cash-on-cash: -3.94%
• DSCR: 0.82
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.95% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.39×
• Total profit: $-14,746
• Equity at exit: $21,194

10-year hold

• IRR: -13.1%
• Equity multiple: -0.02×
• Total profit: $-24,745
• Equity at exit: $22,420

Cash invested: $24,360 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32202

• Home prices YoY: -1.7%
• Rents YoY: -3.0%
• Active inventory: 36
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$456
• Tax from tax record: −$109 /mo · $1,313/yr
• Insurance: −$36
• HOA: −$440
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-80

Break-even live

Break-even rent $1,319

Max offer price $72,861

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-55	+0% $-80	+5% $-105	+10% $-129
Rent	-10% $-176	-5% $-128	+0% $-80	+5% $-32	+10% $16
Rate	-1.0pp $-36	-0.5pp $-58	base $-80	+0.5pp $-103	+1.0pp $-126

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 W Ashley St Jacksonville, FL	1.0	1.0	278	$1,275	$4.59	16d	3	0.02mi
311 W Ashley St Jacksonville, FL	1.0	1.0	336	$1,275	$3.79	25d	4	0.02mi
412 E Ashley St Jacksonville, FL	—	1.0	320	$894	$2.79	6d	3	0.62mi
412 E Ashley St Jacksonville, FL	—	1.0	320	$890	$2.78	18d	2	0.62mi
412 E Ashley St Unit 105 Jacksonville, FL	—	1.0	320	$869	$2.72	25d	1	0.62mi
412 E Ashley St Unit 106 Jacksonville, FL	—	1.0	320	$884	$2.76	25d	1	0.62mi
1413 Prudential Dr Jacksonville, FL	—	1.0	300	$1,769	$5.90	9d	1	1.11mi

HOA detail condo

• Monthly dues: $440 · $5,280/yr
• Likely covers: gymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $87,000 Active 23 DOM
2. 2026-06-18
   days on market $87,000 Active 20 DOM
3. 2026-06-17
   days on market $87,000 Active 19 DOM
4. 2026-06-16
   days on market $87,000 Active 18 DOM
5. 2026-06-15
   days on market $87,000 Active 17 DOM
6. 2026-06-13
   days on market $87,000 Active 15 DOM
7. 2026-06-13
   days on market $87,000 Active 14 DOM
8. 2026-06-10
   days on market $87,000 Active 11 DOM
9. 2026-06-08
   days on market $87,000 Active 10 DOM
10. 2026-06-07
    days on market $87,000 Active 9 DOM
11. 2026-06-05
    days on market $87,000 Active 6 DOM
12. 2026-06-03
    days on market $87,000 Active 5 DOM
13. 2026-06-02
    pricedays on market $87,000 Active 4 DOM
14. 2026-06-01
    days on market $94,900 Active 3 DOM
15. 2026-05-31
    days on market $94,900 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,313 · $109/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,611
• − Mortgage interest: −$4,873
• − Property taxes: −$1,313
• − Insurance: −$435
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − HOA: −$5,280
• − Depreciation: −$2,531
• Taxable loss: −$2,159
• Est. tax savings @ 24.0%: +$518
• After-tax cash flow: $-442/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Duval
• NCES district ID: 1200480
• Math proficiency: 46% ▼ -11.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $48,987
• Composite: 38.97/100
• National rank: #4076
• State rank: #48 of 73 in FL

Livability — Jacksonville

• Score: 83/100
• State rank: #50
• US rank: #911

Category grades

Amenities A+ Commute A+ Cost of living A Crime C Employment C Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, FL
• County: Duval County · 1,015,274 people
• City population: 979,034
• Metro: Jacksonville, FL
• Population (ZIP): 6,023
• Household income: $34,825
• Rent vs Own: 91.3% rent · 8.7% own
• Severe rent burden: 461.0

Population outlook (Duval County) Hauer SSP2

• Today (2025): 1,013,010 people
• By 2030: 1,059,228 · +4.6%
• By 2040: 1,141,439 · +12.7%
• By 2050: 1,205,258 · +19.0%
• By 2075: 1,324,282 · +30.7%
• By 2100: 1,319,620 · +30.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 49% White 41% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Duval

• 2024 margin: Toss-up / Even · D 48.7% · R 50.1% · Other 1.2%
• 2008→2024 swing: +0.4pp no change · 2008: -1.9pp · 2024: -1.5pp
• All cycles: 2024: R+1.5 2020: D+3.8 2016: R+1.5 2012: R+3.6 2008: R+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.95%
• Current HPI: 55.4429
• Rent YoY: ▼ -3.04%
• Metro: Jacksonville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+35.8% since first listed

60 events — show timeline

• 2026-05-29 Listed $94,900 realMLS
• 2026-05-22 Listing Removed — realMLS
• 2026-05-11 Rental Removed $800 TURBOTENANT
• 2026-04-29 Listed for Rent $800 TURBOTENANT
• 2026-04-28 Rental Removed $800 TURBOTENANT
• 2026-04-22 Listed $82,000 realMLS
• 2026-04-13 Listing Removed — realMLS
• 2026-04-09 Listed for Rent $800 TURBOTENANT
• 2026-03-13 Price Changed $84,000 realMLS
• 2026-03-02 Price Changed $87,000 realMLS
• 2026-01-23 Rental Removed $1,125 TURBOTENANT
• 2026-01-16 Listed $89,000 realMLS
• 2025-12-21 Listed for Rent $1,125 TURBOTENANT
• 2025-12-19 Relisted — realMLS
• 2025-11-25 Relisted — realMLS
• 2025-09-17 Pending — realMLS
• 2025-09-17 Listing Removed — realMLS
• 2025-09-17 Listing Removed — realMLS
• 2025-08-01 Price Changed $89,000 realMLS
• 2025-07-02 Listed $91,000 realMLS
• 2025-06-27 Listing Removed — realMLS
• 2025-06-11 Price Changed $91,000 realMLS
• 2025-03-07 Price Changed $93,000 realMLS
• 2025-01-29 Price Changed $97,000 realMLS
• 2024-12-18 Listed $101,000 realMLS
• 2024-12-08 Rental Removed $900 BUILDIUM
• 2024-12-04 Price Changed $900 BUILDIUM
• 2024-10-22 Price Changed $950 BUILDIUM
• 2024-10-18 Listed for Rent $1,000 BUILDIUM
• 2023-11-17 Sold (Public Records) $92,500 Public Records
• 2023-11-10 Sold (MLS) $92,500 realMLS
• 2023-10-26 Pending — realMLS
• 2023-10-20 Contingent — realMLS
• 2023-10-16 Price Changed $93,000 realMLS
• 2023-10-09 Price Changed $93,500 realMLS
• 2023-09-22 Listed $94,000 realMLS
• 2021-07-12 Sold (Public Records) $76,000 Public Records
• 2021-06-30 Sold (MLS) $76,000 realMLS
• 2021-06-29 Pending — realMLS
• 2021-06-15 Contingent — realMLS
• 2021-06-07 Listed $79,900 realMLS
• 2020-12-28 Listing Removed — realMLS
• 2020-10-19 Listed $74,500 realMLS
• 2015-03-20 Sold (Public Records) $35,000 Public Records
• 2015-03-06 Sold (MLS) $35,000 realMLS
• 2015-02-23 Pending — realMLS
• 2015-02-10 Listed $35,000 realMLS
• 2011-09-19 Listing Removed — realMLS
• 2011-07-14 Listed $33,900 realMLS
• 2011-05-11 Listing Removed — realMLS
• 2011-05-07 Sold (MLS) $18,900 realMLS
• 2010-12-18 Listed $18,900 realMLS
• 2008-07-24 Listing Removed — realMLS
• 2008-04-27 Listed $84,900 realMLS
• 2007-08-02 Listing Removed — realMLS
• 2007-05-30 Listing Removed — realMLS
• 2007-05-17 Sold (MLS) $70,700 realMLS
• 2007-05-17 Sold (MLS) $69,900 realMLS
• 2007-01-01 Listed $69,900 realMLS
• 2006-12-29 Listed $69,900 realMLS

Property tax history

+9.8%/yr

Latest (2025): $1,313 · -12.7% YoY. Source: county tax records.